HomeMy WebLinkAboutBLOCK 23 MORNINGSTAR - FDP200027 - SUBMITTAL DOCUMENTS - ROUND 4 - RESPONSE TO STAFF REVIEW COMMENTS
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Community Development and Neighborhood Services 281 North College Avenue PO Box 580 Fort Collins, CO 80522 970.221.6689 970.224.6134 - fax fcgov.com/developmentreview
March 05, 2021
Cathy Mathis
TB Group
444 Mountain Avenue
Berthoud, CO 80513
RE: Block 23-Morningstar, FDP200027, Round Number 3
Please see the following summary of comments from City staff and outside reviewing
agencies for your submittal of Block 23-Morningstar. If you have questions about any
comments, you may contact the individual commenter or direct your questions through your
Development Review Coordinator, Todd Sullivan via phone at 970-221-6695 or via email at
tsullivan@fcgov.com.
Comment Summary:
Department: Development Review Coordinator
Contact: Todd Sullivan, 970-221-6695, tsullivan@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 03/05/2021
03/05/2021: Based on the number of departments with unresolved comments,
the next submittal will require a full 3-week round of review.
RESPONSE: Understood
Department: Planning Services
Contact: Jason Holland, 970-224-6126, jholland@fcgov.com
Topic: General
Comment Number: 5 Comment Originated: 01/05/2021
03/02/2021:
Continued from previous rounds: The proposed parking garage panel design
change is a change in character and not consistent from what was proposed
with the hearing plans, and would therefore require going to the P&Z Board for
their review and approval.
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RESPONSE: HCM Please see the attached Sheet A2 which provides a specification which is consistent
with the approved design. The design will include perforated metal panels.
01/05/2021:
Continued from last round:
Architectural plans:
Variation in parking garage panel design is labelled as A and B, please
indicate on the plans what specific variation is proposed for the A and B panels.
Please indicate what color selections, sheen and/or pattern is proposed for the
panel variation in order to meet the condition of approval.
RESPONSE: HCMPlease see the attached Sheet A2 which show the locations and variations between
panels A and B. The primary difference between the panels is the scale in the opening pattern. The
color and sheen are also noted on the plans for your approval.
Department: Engineering Development Review
Contact: Spencer Smith, 970-221-6603, smsmith@fcgov.com
Topic: General
Comment Number: 13 Comment Originated: 01/05/2021
03/02/2021: INFORMATION ONLY
Can you confirm that the railroad is okay with the proposed sidewalk alignment
where it crosses the tracks? Previously, we talked about trying to make the
crossing as close to perpendicular as possible and dedicating the access
easement necessary to contain the walk as it was likely to shift outside of the
existing public ROW. Your plan is still showing the walk within the ROW, which
okay. I just want to dedicate any additional easement with this project, rather
than by separate instrument which could delay construction of that portion of the site.
01/05/2021: FOR FINAL APPROVAL
Please update Cherry St. sidewalk to reflect the comments from the railroad
regarding offset from existing signal pole/mast arm of 3 feet (min.) and crossing
the tracks at perpendicular. This is important to show now so that you can
include the additional easement or ROW that will be needed for the walk on your plat.
RESPONSE: Sidewalk has been adjusted 3 feet from signal pole
Comment Number: 14 Comment Originated: 01/05/2021
03/02/2021: DEVELOPMENT AGREEMENT
I am hoping to have the DA draft to our City Attorney for review this week.
01/05/2021: INFORMATION ONLY
I will continue to work on the draft of the Development Agreement. Once it is
complete, I will route to our City legal staff for review. Once we have a
satisfactory draft, it will be sent to the applicant for review.
RESPONSE: Thank You
Comment Number: 16 Comment Originated: 03/02/2021
03/02/2021: FOR FINAL APPROVAL
The location of the access to the relocated RR bungalow structure is not shown
where the City had requested in an email to Jerry Blocher on 1/29/21. We were
hoping that it could utilize the spot where the tracks cross the existing walk on
Mason and there is no curb and gutter. Let's discuss this option further.
RESPONSE: Access road from Mason Street has been removed. Per discussions with FC access will be
at existing railroad tracks.
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Comment Number: 17 Comment Originated: 03/02/2021
03/02/2021: FOR DCP
The encroachments in the College Ave. ROW will need to be permitted by the
City Engineering Department. Please refer to Engineering's website for more
details: https://www.fcgov.com/engineering/inspection.php. The encroachment
permit application is available there for download as well. You will need to
complete that application and submit to our Engineering Inspections staff for
Review.
RESPONSE: Acknowledged
Department: Stormwater Engineering – Erosion and Sediment Control
Contact: Jesse Schlam, 970-218-2932, jschlam@fcgov.com
Topic: Erosion Control
Comment Number: 16 Comment Originated: 02/24/2021
02/24/2021: FOR FINAL APPROVAL:
Erosion Control verified prior items were addressed. The following will need to
be addressed before approval.
1) The CWA needs to be moved to the Entrance at the north as it is not practical
to wash out so far away from the entrance.
RESPONSE: The concrete washout was revised per the City comment.
2) The Erosion Control Standard Notes are not included in the utility plan set
only the LUCASS Erosion Control notes are. The current Notes can be found as
part of Appendix F of the FCDCM a link to that section can be found at
www.fcgov.com/erosion.
RESPONSE: Standard erosion control notes added per the City comment.
Department: Stormwater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
Comment Number: 17 Comment Originated: 03/02/2021
03/02/2021: FOR APPROVAL:
Please revise the number of StormTech chambers noted on the Drainage Plan
to the correct number. Also, it appears the Drainage Report has different
number of chambers as well in which it was sized. Please clarify which number
of chambers are correct and revise accordingly.
RESPONSE: There are supposed to be a total of 30 chamber with a minimum of 17 chambers located in
an isolator row. The drainage report and drainage plan were updated per the City comment.
Comment Number: 18 Comment Originated: 03/02/2021
03/02/2021: FOR APPROVAL:
Please label rain garden underdrains as perf. on the storm sewer profiles.
RESPONSE: Labeled perf. underdrains
Department: Water-Wastewater Engineering
Contact: Wes Lamarque, 970-416-2418, wlamarque@fcgov.com
Topic: General
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Comment Number: 2 Comment Originated: 12/01/2020
03/02/2021: REPEAT COMMENT:
12/28/2020: REPEAT COMMENT:
12/01/2020: FOR APPROVAL:
The sewer service location is in conflict with a proposed shade tree. Please
provide 10 feet of separation.
RESPONSE: TBGThe tree has been moved and now meets the 10’ separation requirement.
Comment Number: 3 Comment Originated: 12/01/2020
03/02/2021: REMINDER COMMENT:
The City needs more clarification and a note needs to be added discussing
some of the parameters.
12/28/2020: REPEAT COMMENT:
12/01/2020: FOR APPROVAL:
Please coordinate with the City on the location of the fiber optic line that is in
conflict with the 3-inch meter pit once exact location is known and a relocation
plan is discussed with the fiber line owner.
RESPONSE: per coordination with CenturyLink that fiberoptic line will be relocated and installed via
trench in the new location. The proposed location has been added to plans.
Comment Number: 6 Comment Originated: 03/02/2021
03/02/2021: FOR APPROVAL:
Please remove the 3 and 4-inch water meter vault details if not needed.
RESPONSE: Both services will use 2-in meter. Removed vault detail.
Department: Light And Power
Contact: Tyler Siegmund, 970-416-2772, tsiegmund@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 12/01/2020
12/01/2020: INFORMATION:
Electric fees, development fees, building site charges and any system
modification charges necessary to feed the site will apply to this development.
Please contact me to discuss a preliminary estimate or visit the following
website for an estimate of charges and fees related to this project:
http://www.fcgov.com/utilities/business/builders-and-developers/plant-investmen
t-development-fees
Comment Number: 4 Comment Originated: 12/01/2020
12/01/2020: INFORMATION:
For additional information on our renewal energy programs please visit the
website below or contact John Phelan (jphelan@fcgov.com).
https://www.fcgov.com/utilities/business/go renewable
Comment Number: 5 Comment Originated: 12/01/2020
12/01/2020: INFORMATION:
The City of Fort Collins now offers gig-speed fiber internet, video and phone
service. Contact Julianna Potts with Fort Collins Connexion at 970-207-7890 or
jpotts@fcgov.com for commercial grade account support, RFPs and bulk agreements.
Comment Number: 6 Comment Originated: 12/01/2020
12/01/2020: INFORMATION:
Please contact Tyler Siegmund with Light & Power Engineering if you have any
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questions at 970.416.2772. Please reference our policies, construction
practices, development charge processes, electric service standards, and use
our fee estimator at http://www.fcgov.com/utilities/business/builders-and-developers
Comment Number: 7 Comment Originated: 03/01/2021
03/01/2021: FOR FINAL APPROVAL:
Please show the private connection cabinet on the utility and site plans that is
proposed to be set next to our transformers along the alley. This cabinet will
need to be set a minimum of 3ft from the side of the transformer.
RESPONSE: Private connection cabinet added to utility plans
Department: Environmental Planning
Contact: Scott Benton, , sbenton@fcgov.com
Topic: General
Comment Number: 2 Comment Originated: 03/01/2021
03/01/2021: INFORMATION ONLY: No further comments, Environmental
Planning is ready for mylars.
RESPONSE: Thank You
Department: Forestry
Contact: Nils Saha, , nsaha@fcgov.com
Topic: General
Comment Number: 7 Comment Originated: 12/01/2020
3/2/2021: FOR APPROVAL – UNRESOLVED
Thank you for providing the comment responses. Please provide an updated
construction document that incorporates the items below.
RESPONSE: Updated construction document has been included.
1/5/2021: FOR APPROVAL - UPDATED
FOR APPROVAL
Thank you for providing the construction plan. Please see the following
comments:
1. The placement of the crane on Maple St appears to encroach in the critical
root zone of the honeylocust to be protected (#17). It should be shifted at least
18’ away from the trunk of the tree.
RESPONSE: Updated construction document has been included.
2. Is there/what is the back swing on the crane? Please adjust the positioning
accordingly, to prevent any damage to the canopy.
RESPONSE: The back swing of the crane will be positioned to prevent any damage to the canopy.
3. Please install a chain-link fence around tree #17. Given the scope of the work
and the location of this project, Forestry recommends chain-link fence as tree
protection instead of orange mesh fencing for all trees to be protected.
RESPONSE: A chain link fence will be provided for tree protection for all trees to be protected.
4. Please note that given the large canopy of tree #17, any scaffolding that is
installed down the line will need to protect the branches. Please consult with a
licensed arborist prior to installation.
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RESPONSE: If scaffolding is required near tree #17 during construction, an arborist will be consulted
prior to installation.
12/01/2020: FOR APPROVAL – UNRESOLVED
Please provide a preliminary construction plan. The goal of this comment is for
the applicant team to begin thinking about construction access, location and
placement of scaffolding, cranes etc. and work with city forestry to proactively
determine tree protection strategies and make any necessary modifications. If
any pruning of street trees is required, a site visit will need to be scheduled with
the contracted licensed arborist and forestry.
Forestry can provide a template of the construction access plan.
An onsite meeting with Forestry will required prior to construction to further
discuss tree protection and construction access.
9/20/2020: FOR FINAL
Please provide a construction plan and work with city forestry to determine
strategies to adequately protect trees throughout the construction process.
Please schedule a site visit with Forestry prior to any construction work adjacent
to existing trees.
8/24/2020: FOR HEARING
It appears that the building face is approximately 10-12’ from the trunks of
existing trees on Cherry St, ~15’ on Maple St and ~20’ on College.
Please provide a construction access plan and detail how the applicant intends
to protect the large mature street trees during building construction. Forestry
wants to ensure that these trees are protected throughout the construction
process, including when the foundation is set, during any crane work and for any
scaffolding that may be installed.
Comment Number: 8 Comment Originated: 01/05/2021
3/2/2021: FOR APPROVAL – UNRESOLVED
Please read the previous comment carefully and make corrections:
1. Gingko biloba ‘Goldspire’ do not reach a canopy spread of 50’ and width of
15,’ as you have listed in the plant palette. Their mature canopy height is 16-20’
and spread is ~8’. Please adjust. Given their mature size, they are considered
ornamental trees. Please list as such.
RESPONSE: The plant list has been revised as noted.
2. Please double check spelling of species in the plant palette. It seems that
some of the ‘i’s have been replaced with ‘l’s.
RESPONSE: The plant list has been revised as noted.
01/05/2021: FOR APPROVAL (Old Comment)
Please make the following adjustments to the plant schedule:
1. 'Goldspire’ gingkos have a mature canopy height of 16-20’ and a canopy
spread of ~8’. Please adjust.
2. ‘Princeton sentry’ gingkos have a mature canopy height of 40-50’ and an
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approximately spread of 20-30’. These are not considered ornamental trees.
Please categorize with deciduous trees.
Please note that LUC requires that canopy shade trees constitute at least 50
percent of all tree plantings (LUC 3.2.1 (D.1.c). While the landscape schedule
does not exactly meet the 50 percent canopy shade tree requirement, there are
19 shade trees proposed, which satisfies the mitigation requirement and aims
to replace the loss of canopy.
Comment Number: 9 Comment Originated: 01/05/2021
3/2/2021: FOR APPROVAL – UNRESOLVED
The sanitary sewer/tree separation conflict is still there. Please adjust sanitary
sewer line to provide adequate separation.
01/05/2021: FOR APPROVAL
There is a storm line on Maple St that’s ~5’ from a proposed street tree. Please
shift tree south to provide 10’ of separation (refer to redlines).
RESPONSE: The tree has been moved and now meets the 10’ separation requirement.
Comment Number: 10 Comment Originated: 03/02/2021
3/2/2021: FOR APPROVAL
With the shifted tree placements in the alley, there is a storm sewer that is
directly under one of the proposed gingkos. Please provide at least 10’ of
tree/storm sewer separation (refer to redlines).
RESPONSE: The tree has been removed.
Department: PFA
Contact: Jim Lynxwiler, 970-416-2869, jlynxwiler@poudre-fire.org
Topic: General
Comment Number: 1 Comment Originated: 12/01/2020
12/01/2020: ALTERNATIVE METHODS PLAN
The applicant team and PFA continue to work offline to resolve alternative
methods of fire code compliance with regards to IFC D105 and Aerial
Apparatus Access.
RESPONSE: HCM
An Alternative Methods Plan is being developed and will be submitted with the permit application. A
meeting was held on 3/10/2021 to discuss methods the design team is planning to propose in the matrix.
It will include additional fire safety protections above the minimum standards required by code for PFA’s
review and acceptance.
Comment Number: 5 Comment Originated: 01/04/2021
01/04/2021: ALLEY LIGHTING
> Alley lighting above the alley to be installed with a minimum of 14 feet of
clearance below.
> A means of de-energizing and quick removal of overhead lights in the event
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of an emergency is required.
> Please acknowledge and provide details with the plans.
- Thank you for the details. Please note in the detail that means for
de-energizing will be identified by signage.
RESPONSE: HCM Signage note has been added to 7 / Sheet 17
Department: Technical Services
Contact: Jeff County, 970-221-6588, jcounty@fcgov.com
Topic: Plat
Comment Number: 11 Comment Originated: 03/01/2021
03/01/2021: FOR FINAL APPROVAL:
Please make changes as marked. If changes are not made or you disagree
with comments, please provide written response of why corrections were not
made. Please provide any responses on redlined sheets and/or in response
Letter.
RESPONSE: responses have been added to redline pdf.
Department: Internal Services
Contact: Russell Hovland, 970-416-2341, rhovland@fcgov.com
Topic: Building Insp Plan Review
Comment Number: 1 Comment Originated: 11/30/2020
11/30/2020: Construction shall comply with adopted codes as amended.
Current adopted codes are:
2018 International Building Code (IBC) with local amendments
2018 International Existing Building Code (IEBC) with local amendments
2018 International Energy Conservation Code (IECC) with local amendments
2018 International Mechanical Code (IMC) with local amendments
2018 International Fuel Gas Code (IFGC) with local amendments
2018 International Swimming Pool and Spa Code (ISPSC) with local
amendments
2018 International Plumbing Code (IPC) as amended by the State of Colorado
2020 National Electrical Code (NEC) as amended by the State of Colorado
Copies of current City of Fort Collins code amendments can be found at fcgov.com/building.
Accessibility: State Law CRS 9-5 & ICC/ANSI A117.1-2017.
Snow Load Live Load: 30 PSF / Ground Snow Load 30 PSF.
Frost Depth: 30 inches.
Wind Loads: Risk Category II (most structures):
· 140mph (Ultimate) exposure B or
· Front Range Gust Map published by The Structural Engineer's Association of
Seismic Design: Category B.
Climate Zone: Zone 5
Energy Code:
· Multi-family and Condominiums 3 stories max: 2018 IECC residential chapter.
· Commercial and Multi-family 4 stories and taller: 2018 IECC commercial chapter.
INFORMATIONAL ITEMS:
· 10% of all parking spaces must be EV ready (conduit in place)
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· This building is located within 250ft of a 4-lane road or 1000 ft of an active
railway, must provide exterior composite sound transmission of 39 STC min.
· R2 occupancies must provide 10ft setback from property line and 20 feet-
between other buildings or provide fire rated walls and openings per chapter 6
and 7 of the IBC.
· City of Fort Collins amendments to the 2018 IBC require a full NFPA-13
sprinkler system in multifamily units with an exception to allow NFPA 13R
systems in buildings with no more than 6 dwelling units (or no more than 12
dwelling units where the building is divided by a 2-hour fire barrier with no more
than 6 dwelling units on each side).
· Bedroom egress windows required below 4th floor regardless of fire-sprinkler.
All egress windows above the 1st floor require minimum sill height of 24”.
· Prescriptive energy compliance with increased insulation values is required for
buildings using electric heat.
· A City licensed commercial general contractor is required to construct any new
multi-family structure.
RESPONSE: HCM
All drawings submitted for permit will be in accordance with design values and codes listed above.
EV Ready stalls will be indicated on the building permit Drawings set.
Exterior wall assemblies submitted for permit will incorporate these sound attenuation requirements.
All exterior walls will comply with the requirements set forth in chapter 6 and 7 of the 2018 IBC.
An NFPA13 will be provided and designed under delegated design.
Windows required to me E.R.O requirements will be designed with 2’ sills
2018 IECC amendment prescriptive values will be meet for exterior envelope assemblies.
A city licensed general contractor will be hired to construct the building.
Comment Number: 2 Comment Originated: 12/02/2020
12/02/2020: A full demo permit and an environmental assessment is required
to remove existing buildings. If asbestos is present, then a state demo permit is
required also.
In addition, a clean out of the automotive repair shop sand trap with a vacuum
truck, properly dismantle an underground hydraulic lift system and test
surrounding soils for contamination, and properly remove suspected
asbestos containing- materials.
RESPONSE: This process is underway
Department: Water Conservation
Contact: Eric Olson, 970-221-6704, eolson@fcgov.com
Topic: General
Comment Number: 1 Comment Originated: 02/24/2021
02/24/2021: BUILDING PERMIT:
Irrigation plans are required no later than at the time of building permit.
The irrigation plans must comply with the provisions outlined in Section
3.2.1(J) of the Land Use Code. Direct questions concerning irrigation
requirements to Eric Olson, at 221-6704 or eolson@fcgov.com
RESPONSE: Understood